INTERPRETATION STUDY ON THE SITE OF FORMER MOUNTAIN LODGE AND ITS SURROUNDING AREAS FOR ANTIQUITIES AND MONUMENTS OFFICE, LEISURE AND CULTURAL SERVICES DEPARTMENT Part 2 - Study Report December 2011 The Oval Partnership 1 Contents 002 Introduction 003 Understanding the Site 004 Land Status 005 Major Datum Levels 005 Conservation Plan 014 Introduction 014 Policies 014 Interpretation Strategy 029 Objectives 029 General Interpretation Strategy 030 Site Interpretation Plan 037 Interpretation Plan – Scheme Option 1 039 Interpretation Plan – Scheme Option 2 052 Interpretation Plan – Scheme Option 3 062 Technical Assessments 071 Implementation Plan 081 Summary 087 Appendix 089 A- Outline Zoning Plans 089 B- Tourism Market Analysis 095 References 105 Acknowledgements 107 Cover :Photo of Victoria Peak Garden (Source : Oval Feb 2009) 2 Introduction Background The Former Mountain Lodge (FML) at Victoria Peak was built between 1900 and 1902 as the summer residence of the Governors of Hong Kong. Following an extended period of vacancy and neglect during the war years and due to the state of disrepair, the main buildings and servant’s quarters were completely pulled down in 1946 while the Gate Lodge was retained. In the 1970’s the site was redeveloped and opened to the public as the Victoria Peak Garden with the Gate Lodge subsequently declared a monument in 1995. Purpose of the Study Following an initial archeological survey in 2007 and in response to rising concerns on heritage conservation and growing interest in cultural tourism, this study was commissioned by the Antiquities and Monuments Office (AMO) of the HKSAR to examine the historical value of the site of the FML and its surrounding areas. Report Structure The study basically comprises two reports, namely the ‘Statement of Significance’ (Part 1) and ‘Study Report’ (Part 2) concluding with an executive summary of the findings. Part 1 - The ‘Statement of Significance’ assesses the existing site condition both in terms of the cultural significance of the tangible physical remains and intangible socio-cultural values identified within the study area. Part 2 - The ‘Study Report’ examines long term development and future use of the site in formulating an interpretation strategy with three scheme options supported by an implementation plan. Scope The study area referred to as ‘the site of the FML and its surrounding areas’ has two major points of reference. The first being the boundary marker stones that map the original extent of the FML site, and the second, being the wider study area enclosed by the ‘Lugard Road and Harlech Road Round Walk’ (see Outline Zoning Plan p.7). Objectives The objective of this submission is to formulate an interpretation strategy and site interpretation plan to realize the potential of the site of the FML and its surrounding areas with respect to heritage conservation, education, cultural tourism and possible uses. While Part 1 of the report assesses the existing cultural heritage value with the identification of key “character defining elements” (CDEs), Part 2, formulates a conservation plan and guidelines applicable to the future maintenance and development of the site. The study identifies 3 Scheme Options involving both conservation and adaptive re-use of existing remains and features in accordance with recognized guidelines and practices. Technical assessments address key aspects related to the feasibility and sustainability of the schemes together with an implementation plan incorporating the proposed Scheme Options. 3 Understanding the Site Statutory Planning Context (OPL) The Study Area, with an area about 19.6 ha, is demarcated by the boundary stones of the FML (see Outline Zoning Plan p.7). According to the approved Peak Area Outline Zoning Plan (OZP) No. S/H14/9, the Study Area is zoned “Green Belt” (“GB”), “Open Space” (“O”), and “Government, Institution or Community” (“G/IC”) (see Table below). Zoning Area Planning Intention Remarks (ha) “O” 8.9 This zone is intended primarily for . The FML is zoned “O” on the the provision of outdoor open-air approved OZP. public space for active and/or passive recreational uses serving the needs of . According to the Notes for “O” zone local residents as well as the general of the approved OZP, “Pavilion” and public. “Field Study/Education/Visitor Centre” are Column 1 uses which are always permitted (see Appendix A– Notes of the approved Peak Area OZP No. S/H14/9 p.93) “GB” 9.85 This zone is intended primarily for . The Gate Lodge is zoned “GB” on the conservation of the existing the approved OZP. natural environment amid the built-up areas/at the urban fringe, to safeguard . Provision of hiking trails regarded as it from encroachment by urban type “nature trail’ is a Column 1 use development, and to provide which is always permitted. Moreover additional outlets for passive in keeping with the “planning recreational activities. There is a intention’ to provide “additional general presumption against outlets for passive recreational development within this zone. activities”. (see Appendix A– Notes of the approved Peak Area OZP No. S/H14/9 p.94) “G/IC” 0.85 This zone is intended primarily for . No. 40 Mount Austin Road, the provision of G/IC facilities currently used as a park management serving the needs of the local office is zoned “G/IC” on the residents and/or a wider district, approved OZP. region or the territory. It is also intended to provide land for uses . Interpretation Centre regarded as directly related to or in support of the “Field Study/Education/Visitor work of the Government, Centre”, “Public Convenience” & organizations providing social “Public Vehicle Park” are Column 1 services to meet community needs, uses which are always permitted. and other institutional establishments. Refreshment facilities regarded as “Eating Place” is a Column 2 and use requires planning permission from the Town Planning Board (see Appendix A– Notes of the approved Peak Area OZP No. S/H14/9 p.91) 4 According to the covering Notes of the approved OZP, amenity planting, provision of refreshment kiosk, road, lamp pole, and environmental improvement works, such other public works coordinated or implemented by Government are always permitted on land falling within the boundaries of the Plan (see Appendix A – Notes of the approved Peak Area OZP No. S/H14/9 p.90) Land Status (see attached Location Plan p.6 for Lot Index Plan) The Pavilion and Victoria Peak Garden The majority of the study area including the Pavilion, Victoria Peak Garden, middle lawn and lower lawn areas are allocated to LCSD under Government Land Allocation i.e. GLA-HK 102 subject to relevant Engineering Conditions. The Gate Lodge The Gate Lodge is allocated to LCSD under GLA-HK 357. Transmitter Towers An existing transmitter tower on elevated ground adjacent to the pavilion site is allocated to HK Police under GLA-HK 101. An existing transmitter tower on elevated ground South-East of Victoria Peak Garden is allocated under GLA-HK 1031. No. 40 Mount Austin Road No. 40 Mount Austin Road was under Rural Building Lot No. 1087, previously granted to Hong Kong Telecom International Limited (subsequently renamed to PCCW-HKT Telephone Limited) for a term from 1.1.1988 to 30.9.2006. The lease also covered Nos. 36 and 38 Mount Austin Road. The use was restricted for the purpose of telecommunications stations, associated facilities and housing of staff which were essential for the operation of the telecommunications stations. The lease has since expired and the land returned to Government ownership. The building at the subject site is currently being used as the park management office which is allocated to LCSD under GLA-THK 1863 subject to relevant Engineering Conditions attached to the GLA. Future needs to be discussed with relevant government departments. Existing and Proposed Development by Others Ongoing improvement works to government land within the study area under the control of LCSD include refurbishment of existing structures, upgrading of walking trails, maintenance of slopes and storm water drainage channels, maintenance of shrubs and trees, reinstatement of the lawn at Victoria Peak Garden, preservation and rehabilitation of the existing Gate Lodge and construction of stepped terraces adjacent, construction of covered sitting areas in the form of rotunda and pergola structures and upgrading of park furniture and lighting. It is noted that the study area contains a number of Government Land Allocation sites assigned to various Government Departments and organizations while the wider study area extending to the Lugard Road and Harlech Road Round Walk includes lots. Major Datum Levels Key ground datum levels within the study area range from +387 M Pd to +538M Pd. (see Map 01 p.9) 5 Dig will be added 6 Approved Peak Area Outline Zoning Plan No. S/H14/9 (Extract) 7 Map01. Mapping of Study Area 8 9 Map 02. Mapping of Existing Features and Artifacts 10 DWG will be added Isometric Diagram Of Existing Features and Artifacts 12 DWG will be added 13 Conservation Plan Introduction Part 1 of the study establishes the overall significance of Mountain Lodge and its surrounding area. Individual cultural and natural heritage values, and their associated character-defining elements, are identified and evaluated. The Statement of Significance summarizes the significance of the five identified values – architectural, contextual, landscape, historical and social. In identifying the cultural and natural heritage values of the FML and its surrounding area for Part I of the study, the relative significance of the different values is not addressed. Rather, the focus is on identifying the values and how they each contribute to the understanding of the site – and in turn, its significance. On the other hand, in Part II, which focuses on policies to conserve the site in the context of maintaining its values (significance), it is necessary to understand the relative importance (the degree of importance) of the different values.